In several previous posts I’ve talked about the international crisis of high housing prices. Today, I want to talk about some features of housing that make high housing prices particularly terrible, in a way that other high prices would not be.

First, there is the fact that some amount of housing is a basic necessity, and houses are not easily divisible. So even if the houses being built are bigger than you need, you still need some kind of house, and you can’t buy half a house; the best you could really do would be to share it with someone else, and that introduces all sorts of other complications.

If you bought a house for $200,000 and then all housing prices doubled so it would now sell for $400,000, are you richer? You might feel richer. You might even have access to home equity loans that would give you more real liquidity. But are you actually richer?

I contend you are not, because the only way for you to access that wealth would be to sell your home, and then you’d need to buy another home, and that other home would also be twice as expensive. The amount of money you can get for your house may have increased, but the amount of house you can get for your house is exactly the same.

Conversely, suppose that housing prices fell by half, and now that house only sells for $100,000. Are you poorer? You still have your house. Even if your mortgage isn’t paid off, it’s still the same mortgage. Your payments haven’t changed. And once again, the amount of house you can get for your house will remain the same. In fact, if you are willing to accept a deed in lieu of foreclosure (it’s bad for your credit, of course), you can walk away from that underwater house and buy a new one that’s just as good with lower payments than what you are currently making. You may actually be richer because the price of your house fell.

Relative housing prices matter, certainly. If you own a $400,000 house and move to a city where housing prices have fallen to $100,000, you are definitely richer. And if you own a $100,000 house and move to a city where housing prices have risen to $400,000, you are definitely poorer. These two effects necessarily cancel out in the aggregate.

But do absolute housing prices matter for homeowners? It really seems to me that they don’t. The people who care about absolute housing prices are not homeowners; they are people trying to enter the market for the first time.
And this means that lower housing prices are almost always better. If you could buy a house for $1,000, we would live in a paradise where it was basically impossible to be homeless. (When social workers encountered someone who was genuinely homeless, they could just buy them a house then and there.) If every home cost $10 million, those who bought homes before the price surge would be little better off than they are, but the rest of us would live on the streets.

There is a group of people who are harmed by low housing prices, but it is a very small group of people, most of whom are already disgustingly rich: The real estate industry. Yes, if you build new housing, or flip houses, or buy and sell houses on speculation, you will be harmed by lower housing prices. Of these, literally the only one I care about even slightly is developers; and I only care about developers insofar as they are actually doing their job building housing that people need. If falling prices hurt developers, it would be because the supply of housing was so great that everyone who needs a house could have one.

There is a subtler nuance here, which is that some people may be buying more expensive housing as a speculative saving vehicle, hoping that they can cash out on their house when they retire. To that, I really only have one word of advice: Don’t. Don’t contribute to another speculative housing bubble that could cause another Great Recession. A house is not even a particularly safe investment, because it’s completely undiversified. Buy stocks. Buy all the stocks. Buy a house because you want that house, not because you hope to make money off of it.

And if the price of your house does fall someday? Don’t panic. You may be no worse off, and other people are probably much better off.

This is not necessarily irrational. In order to save for retirement, one must first have sufficient income to live on. Indeed, I got very annoyed at a “financial planning seminar” for grad students I attended recently, trying to scare us about the fact that almost none of us had any meaningful retirement savings. No, we shouldn’t have meaningful retirement savings, because our income is currently much lower than what we can expect to get once we graduate and enter our professions. It doesn’t make sense for someone scraping by on a $20,000 per year graduate student stipend to be saving up for retirement, when they can quite reasonably expect to be making $70,000-$100,000 per year once they finally get that PhD and become a professional economist (or sociologist, or psychologist or physicist or statistician or political scientist or material, mechanical, chemical, or aerospace engineer, or college professor in general, etc.). Even social workers, historians, and archaeologists make a lot more money than grad students. If you are already in the workforce and only expect to be getting small raises in the future, maybe you should start saving for retirement in your 20s. If you’re a grad student, don’t bother. It’ll be a lot easier to save once your income triples after graduation. (Personally, I keep about $700 in stocks mostly to get a feel for what it is like owning and trading stocks that I will apply later, not out of any serious expectation to support a retirement fund. Even at Warren Buffet-level returns I wouldn’t make more than $200 a year this way.)

Total US retirement savings are over $25 trillion, which… does actually sound low to me. In a country with a GDP now over $19 trillion, that means we’ve only saved a year and change of total income. If we had a rapidly growing population this might be fine, but we don’t; our population is fairly stable. People seem to be relying on economic growth to provide for their retirement, and since we are almost certainly at steady-state capital stock and fairly near full employment, that means waiting for technological advancement.

So basically people are hoping that we get to the Wall-E future where the robots will provide for us. And hey, maybe we will; but assuming that we haven’t abandoned capitalism by then (as they certainly haven’t in Wall-E), maybe you should try to make sure you own some assets to pay for robots with?

But okay, let’s set all that aside, and say you do actually want to save for retirement. How should you go about doing it?

Stocks are clearly the way to go. A certain proportion of government bonds also makes sense as a hedge against risk, and maybe you should even throw in the occasional commodity future. I wouldn’t recommend oil or coal at this point—either we do something about climate change and those prices plummet, or we don’t and we’ve got bigger problems—but it’s hard to go wrong with corn or steel, and for this one purpose it also can make sense to buy gold as well. Gold is not a magical panacea or the foundation of all wealth, but its price does tend to correlate negatively with stock returns, so it’s not a bad risk hedge.

Don’t buy exotic derivatives unless you really know what you’re doing—they can make a lot of money, but they can lose it just as fast—and never buy non-portfolio assets as a financial investment. If your goal is to buy something to make money, make it something you can trade at the click of a button. Buy a house because you want to live in that house. Buy wine because you like drinking wine. Don’t buy a house in the hopes of making a financial return—you’ll have leveraged your entire portfolio 10 to 1 while leaving it completely undiversified. And the problem with investing in wine, ironically, is its lack of liquidity.

The core of your investment portfolio should definitely be stocks. The biggest reason for this is the equity premium; equities—that is, stocks—get returns so much higher than other assets that it’s actually baffling to most economists. Bond returns are currently terrible, while stock returns are currently fantastic. The former is currently near 0% in inflation-adjusted terms, while the latter is closer to 16%. If this continues for the next 10 years, that means that $1000 put in bonds would be worth… $1000, while $1000 put in stocks would be worth $4400. So, do you want to keep the same amount of money, or quadruple your money? It’s up to you.

Higher risk is generally associated with higher return, because rational investors will only accept additional risk when they get some additional benefit from it; and stocks are indeed riskier than most other assets, but not that much riskier. For this to be rational, people would need to be extremely risk-averse, to the point where they should never drive a car or eat a cheeseburger. (Of course, human beings are terrible at assessing risk, so what I really think is going on is that people wildly underestimate the risk of driving a car and wildly overestimate the risk of buying stocks.)

Next, you may be asking: How does one buy stocks? This doesn’t seem to be something people teach in school.

You will need a brokerage of some sort. There are many such brokerages, but they are basically all equivalent except for the fees they charge. Some of them will try to offer you various bells and whistles to justify whatever additional cut they get of your trades, but they are almost never worth it. You should choose one that has a low a trade fee as possible, because even a few dollars here and there can add up surprisingly quickly.

Fortunately, there is now at least one well-established reliable stock brokerage available to almost anyone that has a standard trade fee of zero. They are called Robinhood, and I highly recommend them. If they have any downside, it is ironically that they make trading too easy, so you can be tempted to do it too often. Learn to resist that urge, and they will serve you well and cost you nothing.

Now, which stocks should you buy? There are a lot of them out there. The answer I’m going to give may sound strange: All of them. You should buy all the stocks.

All of them? How can you buy all of them? Wouldn’t that be ludicrously expensive?

No, it’s quite affordable in fact. In my little $700 portfolio, I own every single stock in the S&P 500 and the NASDAQ. If I get a little extra money to save, I may expand to own every stock in Europe and China as well.

How? A clever little arrangement called anexchange-traded fund, or ETF for short. An ETF is actually a form of mutual fund, where the fund purchases shares in a huge array of stocks, and adjusts what they own to precisely track the behavior of an entire stock market (such as the S&P 500). Then what you can buy is shares in that mutual fund, which are usually priced somewhere between $100 and $300 each. As the price of stocks in the market rises, the price of shares in the mutual fund rises to match, and you can reap the same capital gains they do.

A major advantage of this arrangement, especially for a typical person who isn’t well-versed in stock markets, is that it requires almost no attention at your end. You can buy into a few ETFs and then leave your money to sit there, knowing that it will grow as long as the overall stock market grows.

But there is an even more important advantage, which is that it maximizes your diversification. I said earlier that you shouldn’t buy a house as an investment, because it’s not at all diversified. What I mean by this is that the price of that house depends only on one thing—that house itself. If the price of that house changes, the full change is reflected immediately in the value of your asset. In fact, if you have 10% down on a mortgage, the full change is reflected ten times over in your net wealth, because you are leveraged10 to 1.

An ETF is basically the opposite of that. Instead of its price depending on only one thing, it depends on a vast array of things, averaging over the prices of literally hundreds or thousands of different corporations. When some fall, others will rise. On average, as long as the economy continues to grow, they will rise.

The result is that you can get the same average return you would from owning stocks, while dramatically reducing the risk you bear.

To see how this works, consider the past year’s performance of Apple (AAPL), which has done very well, versus Fitbit (FIT), which has done very poorly, compared with the NASDAQ as a whole, of which they are both part.

Of course, that does mean you don’t get as high a return as you would if you had managed to choose the highest-performing stock on that index. But you’re unlikely to be able to do that, as even professional financial forecasters are worse than random chance. So, would you rather take a 50-50 shot between gaining $500 and losing $600, or would you prefer a guaranteed $350?

In fact ETFs are not literally guaranteed—the market as a whole does move up and down, so it is possible to lose money even by buying ETFs. But because the risk is so much lower, your odds of losing money are considerably reduced. And on average, an ETF will, by construction, perform exactly as well as the average performance of a randomly-chosen stock from that market.

Indeed, I am quite convinced that most people don’t take enough risk on their investment portfolios, because they confuse two very different types of risk.

The kind you should be worried about is idiosyncratic risk, which is risk tied to a particular investment—the risk of having chosen the Fitbit instead of Apple. But a lot of the time people seem to be avoiding market risk, which is the risk tied to changes in the market as a whole. Avoiding market risk does reduce your chances of losing money, but it does so at the cost of reducing your chances of making money even more.

Idiosyncratic risk is basically all downside. Yeah, you could get lucky; but you could just as well get unlucky. Far better if you could somehow average over that risk and get the average return. But with diversification, that is exactly what you can do. Then you are left only with market risk, which is the kind of risk that is directly tied to higher average returns.

Young people should especially be willing to take more risk in their portfolios. As you get closer to retirement, it becomes important to have more certainty about how much money will really be available to you once you retire. But if retirement is still 30 years away, the thing you should care most about is maximizing your average return. That means taking on a lot of market risk, which is then less risky overall if you diversify away the idiosyncratic risk.

I hope now that I have convinced you to avoid buying individual stocks. For most people most of the time, this is the advice you need to hear. Don’t try to forecast the market, don’t try to outperform the indexes; just buy and hold some ETFs and leave your money alone to grow.

But if you really must buy individual stocks, either because you think you are savvy enough to beat the forecasters or because you enjoy the gamble, here’s some additional advice I have for you.

My first piece of advice is that you should still buy ETFs. Even if you’re willing to risk some of your wealth on greater gambles, don’t risk all of it that way.

My second piece of advice is to buy primarily large, well-established companies (like Apple or Microsoft or Ford or General Electric). Their stocks certainly do rise and fall, but they are unlikely to completely crash and burn the way that young companies like Fitbit can.

My third piece of advice is to watch the price-earnings ratio(P/E for short). Roughly speaking, this is the number of years it would take for the profits of this corporation to pay off the value of its stock. If they pay most of their profits in dividends, it is approximately how many years you’d need to hold the stock in order to get as much in dividends as you paid for the shares.

Do you want P/E to be large or small? You want it to be small. This is called value investing, but it really should just be called “investing”. The alternatives to value investing are actually not investment but speculation and arbitrage. If you are actually investing, you are buying into companies that are currently undervalued; you want them to be cheap.

Of course, it is not always easy to tell whether a company is undervalued. A common rule-of-thumb is that you should aim for a P/E around 20 (20 years to pay off means about 5% return in dividends); if the P/E is below 10, it’s a fantastic deal, and if it is above 30, it might not be worth the price. But reality is of course more complicated than this. You don’t actually care about current earnings, you care about future earnings, and it could be that a company which is earning very little now will earn more later, or vice-versa. The more you can learn about a company, the better judgment you can make about their future profitability; this is another reason why it makes sense to buy large, well-known companies rather than tiny startups.

My final piece of advice is not to trade too frequently. Especially with something like Robinhood where trades are instant and free, it can be tempting to try to ride every little ripple in the market. Up 0.5%? Sell! Down 0.3%? Buy! And yes, in principle, if you could perfectly forecast every such fluctuation, this would be optimal—and make you an almost obscene amount of money. But you can’t. We know you can’t. You need to remember that you can’t. You should only trade if one of two things happens: Either your situation changes, or the company’s situation changes. If you need the money, sell, to get the money. If you have extra savings, buy, to give those savings a good return. If something bad happened to the company and their profits are going to fall, sell. If something good happened to the company and their profits are going to rise, buy. Otherwise, hold. In the long run, those who hold stocks longer are better off.

This is the second post in my ongoing series on financial fraud, but it’s also some useful personal financial advice. One of the most common forms of fraud, which I have experienced, and most Americans will experience at some point in their lives, is credit card fraud. The US leads the world in credit card fraud, accounting for 47% of all money stolen by this means. In most countries credit card fraud is declining, but not here.

The good news is that there are several things you can do to reduce both the probability of being victimized and the harm you will suffer if you are. I am of course not the first to make such recommendations; similar lists have been made by the Wall Street Journal, Consumer Reports, and even the FTC itself.

1. The first and simplest is to use fewer credit cards.

It is a good idea to have at least one credit card, because you can build a credit history this way which will help you get larger loans such as car loans and home loans later. The best thing to do is to use it for regular purchases and then pay it off as quickly as you can. The higher the interest rate, the more imperative it is to pay it quickly.

More credit cards means that you have more to keep track of, and more that can be stolen; it also generally means that you have larger total credit limits, which is a mixed blessing at best. You have more liquidity that way, to buy things you need; but you also have more temptation to buy things you don’t actually need, and more risk of losing a great deal should any of your cards be stolen.

2. Buy fewer things online, and always from reputable merchants.

This is one I certainly preach more than I practice; I probably buy as much online now as I do in person. It’s hard to beat the combination of higher convenience, wider selection, and lower prices. But buying online is the most likely way to have your credit card stolen (and it is certainly how mine was stolen a few years ago).

This is something you should be doing anyway. Online statements are available from just about every major bank and credit union, and you can check them at any time, any day. Watching these online statements will help you keep track of your spending, manage your budget, and, yes, protect against fraud, because the sooner you see and report a suspicious transaction the more likely you are to recover the money.

4. Use secure passwords, don’t re-use passwords, and use a secure password manager.

Most people still use remarkably insecure passwords for their online accounts. Hacking your online accounts —especially your online retail accounts, like Amazon—typically means being able to steal your credit cards. As we move into the cyberpunk future, personal security will increasingly be coextensive with online security, and until we find something better, that means good passwords.

Passwords should be long, complicated, and not easily tied to anything about you. To remember them, I highly recommend the following technique: Write a sentence of several words, and then convert the words of that sentence into letters and numbers. For example (obviously don’t use this particular example; the whole point is for passwords to be unique), the sentence “Passwords should be long, complicated, and not easily tied to anything about you.” could become the password “Psblcanet2aau”.

Human long-term memory is encoded in something very much like narrative, so you can make a password much more memorable by making it tell a story. (Literally a story if you like: “Once upon a time, in a land far away, there were seven dwarves who lived in a forest.” could form the password “1uatialfatw7dwliaf”.) If you used the whole words, it would be far too long to fit in most password systems; but by condensing it into letters, you keep it memorable while allowing it to fit. The first letters of English words are not quite random—some letters are much more common than others, for example—but as long as the password is long enough this doesn’t make it substantially easier to guess.

If you have any doubts about the security of your password, do the following: Generate a new password by the same method you used to generate that one, and then try the new password—not the old password—in an entropy checking utility such as https://howsecureismypassword.net/. The utility will tell you approximately how long it would take to guess your password by guessing random characters using current technology. This is really an upper limit—computers will get faster, and by knowing things about you, hackers can improve upon random guessing substantially—but a good password should at least be in the thousands or millions of years, while a very bad password (like the word “password” itself) can literally be in the nanoseconds. (Actually if you play around you can generate passwords that can take far longer, even “12 tredecillion years” and the like, but they are generally too long to actually use.) The reason not to use your actual password is that there is a chance, however remote, that it could be intercepted while you were doing the check. But by checking the method, you can ensure that you are generating passwords in an effective way.

After you’ve generated all these passwords, how do you remember them all? It’s unreasonable to expect you to keep them all in your head. Instead, you can just keep a few of the most important ones in your head, including a master password that you then use for a password manager like LastPass or Keeper. Password managers are frequently rated by sites like PC Mag, CNET, Consumer Affairs, and CSO. Get one that is free and top-rated; there’s no reason to pay when the free ones are just as good, and no excuse for getting any less than the best when the best ones are free.

The idea of a password manager makes some people uncomfortable—aren’t you handing your passwords over to someone else?—so let me explain it a little. You aren’t actually handing over your passwords, first of all; a reputable password manager will actually encrypt your passwords locally, and then only transmit encrypted versions of them to the site that operates the password manager. This means that no one—not the company, not even you—can access those passwords without knowing the master password, so definitely make sure you remember that master password.

In theory, it would be better to just remember different 27-character alphanumeric passwords for each site you use online. This is indisputable. Encryption isn’t perfect, and theoretically someone might be able to recover your passwords even from Keeper or LastPass. But that is astronomically unlikely, and what’s far more likely is that if you don’t use a password manager, you will forget your passwords, or re-use them and get them stolen, or else make them too simple and allow them to be guessed. A password manager allows you to maintain dozens of distinct, very complex passwords, and even update them regularly, all while remembering only one or a few. In practice, this is what provides the best security.

5. Above all, report any suspicious activity immediately.

This one I cannot emphasize enough. If you do nothing else, do this. If you ever have any reason to suspect that your credit card might have been compromised, call your bank immediately. Get them to cancel the card, send you a new one, and check any recent transactions.

Do thisif you lose your wallet. Do it if you see something weird on your online statement. Do it if you bought something from an online retailer that seemed a little sketchy. Do it if you just have a weird hunch and something doesn’t feel right. The cost of doing this is a minor inconvenience; the benefit could be thousands of dollars.

If you do report a stolen card, in most cases you won’t be held liable for a penny—the credit card company will have to cover any losses. But if you don’t, you could end up making payments on interest on a balance that a thief ran up on your behalf.

If we all do this, credit card fraud could become a thing of the past. Now, about those interest rates…